R5 Zoning in NYC
R5 is a low-rise multifamily zoning district in New York City. It allows a residential FAR of 1.5 and buildings up to 45 ft tall. 90,005 tax lots carry the R5 designation, 59% of them in Brooklyn. Their average built FAR is 1.08, against 1.5 allowed.
R5 zoning rules at a glance
| Rule | Value | Note |
|---|---|---|
| Max residential FAR | 1.5 | ZR 23-21, after City of Yes (Dec 2024). |
| FAR, qualifying residential site | 2.0 | Sites of 5,000 sq ft or more meeting ZR 12-10; PLUTO cannot confirm it, check the lot. |
| Street wall / base height | 35 ft | Flat-roofed forms (ZR 23-42). |
| Max building height | 45 ft | |
| Front yard | 10 ft | ZR 23-32. |
| Side yard | 5 ft each side | Where the building is not attached. |
| Lot coverage | 60% interior, 80% corner | ZR 23-36. |
| Building types | Attached and detached |
R5 lots in the data
Where R5 lots are
- Brooklyn: 53,110 parcels
- Queens: 23,256 parcels
- The Bronx: 12,856 parcels
- Staten Island: 654 parcels
- Manhattan: 129 parcels
Browse by area in the neighborhood index.
R5 zoning questions
What is the maximum FAR in R5?
Residential FAR in R5 is 1.5 (ZR 23-21). Floor area on a lot is that ratio times the lot area.
How tall can a building be in R5?
R5 buildings reach 45 feet at most, with a 35-foot street wall and a flat roofline (ZR 23-42).
How built-out are R5 lots?
The average R5 lot is built to 1.08 FAR against an average maximum residential FAR of 1.5 in MapPLUTO 26v2, so about 28% of allowed floor area is unused on the average lot. Lots vary; open any one on the map.
Does City of Yes affect R5 lots?
90,005 of 90,005 R5 lots (100%) flag as touched by at least one City of Yes for Housing Opportunity program in NYRezone's screening. Eligibility is lot by lot; verify each one.
Look up any R5 lot
The NYRezone NYC zoning map shows zoning, buildable area and unused floor area for every parcel. No login.
Related R5 districts
Sources & freshness
Data: NYC MapPLUTO 26v2 (checked Sept. 28, 2026); compiled by NYRezone. Parcel counts and built-versus-allowed FAR come from that release. Rule values come from the NYC Zoning Resolution as amended by City of Yes for Housing Opportunity (Dec 2024). This is orientation, not legal advice: confirm a lot with the Department of City Planning before you act on it.